150 Amons Ln · Lafayette, TN 37083

$265,000

None bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 6 Days on market

Built 1980 50 ac lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Here is a unique property! Want somewhere peaceful and off the grid? You have found it! Experience the ultimate private retreat with this 50 +/--acre property tucked away in the heart of the countryside. Surrounded by nature and offering complete seclusion, this one-of-a-kind property is a true hunter’s paradise with abundant wildlife, rolling terrain, and endless outdoor opportunities. A peaceful pond and natural spring water source add to the beauty and uniqueness of the land, creating the perfect setting for recreation, homesteading, gardening, timber, or simply escaping the hustle and bustle. The spring water is all underground and piped with 500-gallon tank and an additional 225

Key facts

• Complete seclusion
• Natural spring water
• Abundant wildlife

Tags

• 50 ACRE PROPERTY
• COMPLETE SECLUSION
• HUNTER'S PARADISE
• ABUNDANT WILDLIFE
• PEACEFUL POND
• NATURAL SPRING WATER

Property features AI

Exterior

• Parking: Detached garage (1 covered space, 1 total garage space)
• Security: Smart camera(s)/recording
• Utilities: Spring water source; Septic tank sewer
• Home design: Residential modular home; One story
• Construction: Log and wood siding construction; Metal roof; Pillar/post/pier foundation; Existing year built
• Exterior features: Covered porch; Smart camera(s)/recording; Pond on the property; Hilly, rolling slope, wooded lot

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Primary suite with attached master bathroom; Bedroom sizes: one 16x13; two 13x13
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Wood heating; Wall/window cooling unit(s)
• Interior features: Built-in features; Crawl space basement; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County Junior High School (math 37% / reading 26%, grade F, #89 of 333 statewide, top 28%, 771 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $265k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.00% ✗
• Cap rate: -0.87%
• Cash-on-cash: -25.59%
• DSCR: -0.14
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $39,211
• Equity at exit: $238,733

10-year hold

• IRR: 8.8%
• Equity multiple: 3.67×
• Total profit: $197,819
• Equity at exit: $514,837

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37083

• Home prices YoY: 8.8%
• Active inventory: 179

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$1,390
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,649

Break-even live

Break-even rent $2,087

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,499	-5% $-1,574	+0% $-1,649	+5% $-1,724	+10% $-1,799
Rent	-10% $-1,649	-5% $-1,649	+0% $-1,649	+5% $-1,649	+10% $-1,649
Rate	-1.0pp $-1,515	-0.5pp $-1,581	base $-1,649	+0.5pp $-1,717	+1.0pp $-1,787

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $265,000 Coming Soon 6 DOM
2. 2026-06-21
   pricedays on market $265,000 Coming Soon 5 DOM
3. 2026-06-18
   days on market $259,900 Coming Soon 3 DOM
4. 2026-06-17
   days on market $259,900 Coming Soon 2 DOM
5. 2026-06-16
   days on marketlisting id $259,900 Coming Soon 1 DOM
6. 2026-06-15
   days on market $259,900 Coming Soon 3 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $259,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $985 · $82/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: +$896/yr (+$75/mo · 91.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$14,844
• − Property taxes: −$985
• − Insurance: −$2,122
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$7,709
• Taxable loss: −$25,661
• Est. tax savings @ 24.0%: +$6,159
• After-tax cash flow: $-13,625/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+1252.4% since first listed

4 events — show timeline

• 2026-06-12 Coming Soon $259,900 REALTRACS as Distributed by MLS Grid
• 2010-12-21 Sold (Public Records) $102,000 Public Records
• 2006-06-12 Sold (Public Records) $24,800 Public Records
• 1989-03-01 Sold (Public Records) $19,217 Public Records

Property tax history

+4.1%/yr

Latest (2025): $985 · +0.0% YoY. Source: county tax records.